Free buy-vs-rent calculator using 2026 HK market data. 30-year net worth comparison and break-even year.
Default: 30-year buy-side ~$14.1M, rent-side ~$8.5M, buy leads by $5.6M, break-even year 8.
Most sensitive to rent growth and property appreciation. 2-3% shift can flip the winner.
All calculations run in your browser, no login, assumptions only on your device.
Side-by-side on 7 dimensions under default assumptions.
Swipe to see all 3 columns| Dimension | Buy | Rent |
|---|---|---|
| 30-year net worth (default) | ~$14.1M | ~$8.5M |
| Break-even year | Year 8 (default) | May never break even in 30 years |
| Monthly cash flow (default) | ~$31K (mortgage + mgmt + rates + reserve) | ~$22K (rent, indexed to CPI) |
| Capital flexibility | Low: capital locked in property | High: monthly savings into portfolio |
| Inflation hedge | Property typically beats inflation | Rent rises with CPI, principal doesn't shrink |
| Mobility | Low: selling takes time, costs are heavy | High: renew or move on flexible terms |
| Best for | Staying 8+ years, ample capital | Unstable job/family, want flexibility |
Overwrite the defaults with real data from these articles.
2026 HK 18-district rent medians →
The default $22K starting rent comes from this monthly-updated dataset.
Tong lau vs apartment vs estate →
Different property types have different appreciation and management fees.
Tseung Kwan O renting guide 2026 →
Tseung Kwan O is a common pick for first-time buyers.
To Kwa Wan renting guide 2026 →
Lower entry cost for urban Kowloon.
Village house complete guide →
Village houses are cheaper per sqft but with different terms.
See all renting guides →
20+ district guides and data articles.
No single answer. Depends on appreciation, rent growth, your investment return, and how long you'll stay. Plug your own numbers in.
Price $8M, 30-year term, H-mortgage 3.25%, first-time stamp duty, $22K starting rent with 6% growth, 2% property growth, 5% investment return.
Break-even = the year buy-side overtakes rent-side. Sensitivity: +/-1% mortgage, +/-3% rent growth, +/-2% property growth.
No. For reference only. Not investment advice. Consult a licensed financial advisor.
Yes. Every adjustment updates the URL. Copy and share the link.
Each input has a slider and text field. Settings live in your browser and the share URL only.
One tick per month: buy pays mortgage, mgmt, rates, reserve; rent pays rent, plus renewal deposits every 2 years.
Buy = property value - outstanding mortgage - stamp duty - legal - insurance. Rent = (down payment + buying costs) in portfolio + monthly delta reinvested - cumulative rent paid.
Apply +/-1% mortgage, +/-3% rent growth, +/-2% property growth. See how 30-year gap and break-even year shift.
August 2026 HK market data: Centa CRI, IRD, HKMC, HKMA. Every default overridable.
Disclaimer: For reference only. Defaults come from public market data and do not constitute investment advice.
Buying side has higher net worth
$5.5M
$2.6M
year 8
Down payment (10%)
Own funds$800,000
Stamp duty
$232,600
Legal fees
$40,000
Mortgage insurance (HKMC)
$158,400
Total
$1,231,000
Buy total spend
$14,510,980
Rent total spend
$21,439,285
Total interest paid
Already included in 'Buy total spend' above$4,080,548
| Year | Buy monthly payment | Rent monthly | Property value | Outstanding mortgage | Buy net worth | Buy cumulative spent | Rent investment portfolio | Rent cumulative savings | Difference |
|---|---|---|---|---|---|---|---|---|---|
| 0 | $31,335 | $22,000 | $8,000,000 | $7,200,000 | $369,000 | $1,231,000 | $1,231,000 | $0 | −$862,000 |
| 1 | $31,335 | $23,320 | $8,160,000 | $7,055,847 | $673,153 | $1,672,066 | $1,466,356 | $173,806 | −$793,203 |
| 2 | $31,335 | $24,719 | $8,323,200 | $6,906,939 | $985,261 | $2,113,238 | $1,696,952 | $339,774 | −$711,690 |
| 3 | $31,335 | $26,202 | $8,489,664 | $6,753,118 | $1,305,546 | $2,554,515 | $1,921,550 | $496,513 | −$616,004 |
| 4 | $31,335 | $27,774 | $8,659,457 | $6,594,223 | $1,634,234 | $2,995,899 | $2,138,793 | $642,505 | −$504,559 |
| 5 | $31,335 | $29,441 | $8,832,646 | $6,430,087 | $1,971,560 | $3,437,389 | $2,347,194 | $776,091 | −$375,634 |
| 6 | $31,335 | $31,207 | $9,009,299 | $6,260,535 | $2,317,764 | $3,878,987 | $2,545,121 | $895,463 | −$227,357 |
| 7 | $31,335 | $33,080 | $9,189,485 | $6,085,391 | $2,673,095 | $4,320,693 | $2,730,791 | $998,651 | −$57,697 |
| 8Break-even | $31,335 | $35,065 | $9,373,275 | $5,904,469 | $3,037,807 | $4,762,507 | $2,902,256 | $1,083,509 | +$135,550 |
| 9 | $31,335 | $37,169 | $9,560,741 | $5,717,578 | $3,412,163 | $5,204,430 | $3,057,548 | $1,147,863 | +$354,615 |
| 10 | $31,335 | $39,399 | $9,751,955 | $5,524,522 | $3,796,433 | $5,646,463 | $3,210,425 | $1,205,256 | +$586,008 |
| 11 | $31,335 | $41,763 | $9,946,994 | $5,325,098 | $4,190,897 | $6,088,606 | $3,370,947 | $1,265,519 | +$819,950 |
| 12 | $31,335 | $44,268 | $10,145,934 | $5,119,094 | $4,595,840 | $6,530,859 | $3,539,494 | $1,328,795 | +$1,056,346 |
| 13 | $31,335 | $46,924 | $10,348,853 | $4,906,295 | $5,011,558 | $6,973,224 | $3,716,469 | $1,395,234 | +$1,295,089 |
| 14 | $31,335 | $49,740 | $10,555,830 | $4,686,477 | $5,438,354 | $7,415,700 | $3,902,292 | $1,464,996 | +$1,536,062 |
| 15 | $31,335 | $52,724 | $10,766,947 | $4,459,406 | $5,876,540 | $7,858,288 | $4,097,407 | $1,538,246 | +$1,779,134 |
| 16 | $31,335 | $55,888 | $10,982,286 | $4,224,845 | $6,326,440 | $8,300,990 | $4,302,277 | $1,615,158 | +$2,024,164 |
| 17 | $31,335 | $59,241 | $11,201,931 | $3,982,546 | $6,788,385 | $8,743,805 | $4,517,391 | $1,695,916 | +$2,270,994 |
| 18 | $31,335 | $62,795 | $11,425,970 | $3,732,254 | $7,262,716 | $9,186,733 | $4,743,260 | $1,780,712 | +$2,519,455 |
| 19 | $31,335 | $66,563 | $11,654,489 | $3,473,706 | $7,749,784 | $9,629,777 | $4,980,423 | $1,869,748 | +$2,769,360 |
| 20 | $31,335 | $70,557 | $11,887,579 | $3,206,628 | $8,249,951 | $10,072,935 | $5,229,444 | $1,963,235 | +$3,020,507 |
| 21 | $31,335 | $74,790 | $12,125,331 | $2,930,739 | $8,763,591 | $10,516,210 | $5,490,917 | $2,061,397 | +$3,272,675 |
| 22 | $31,335 | $79,278 | $12,367,837 | $2,645,750 | $9,291,087 | $10,959,600 | $5,765,463 | $2,164,467 | +$3,525,625 |
| 23 | $31,335 | $84,034 | $12,615,194 | $2,351,359 | $9,832,835 | $11,403,107 | $6,053,736 | $2,272,690 | +$3,779,100 |
| 24 | $31,335 | $89,077 | $12,867,498 | $2,047,257 | $10,389,241 | $11,846,732 | $6,356,422 | $2,386,324 | +$4,032,819 |
| 25 | $31,335 | $94,421 | $13,124,848 | $1,733,122 | $10,960,726 | $12,290,475 | $6,674,244 | $2,505,641 | +$4,286,482 |
| 26 | $31,335 | $100,086 | $13,387,345 | $1,408,625 | $11,547,720 | $12,734,336 | $7,007,956 | $2,630,923 | +$4,539,764 |
| 27 | $31,335 | $106,092 | $13,655,092 | $1,073,423 | $12,150,668 | $13,178,317 | $7,358,353 | $2,762,469 | +$4,792,315 |
| 28 | $31,335 | $112,457 | $13,928,194 | $727,164 | $12,770,030 | $13,622,417 | $7,726,271 | $2,900,592 | +$5,043,759 |
| 29 | $31,335 | $119,205 | $14,206,758 | $369,482 | $13,406,276 | $14,066,638 | $8,112,585 | $3,045,622 | +$5,293,691 |
| 30 | $31,335 | $126,357 | $14,490,893 | $0 | $14,059,893 | $14,510,980 | $8,518,214 | $3,197,903 | +$5,541,679 |
| Change | Difference change | Break-even |
|---|---|---|
Mortgage rate +1% Adds 1 percentage point to the current rate | $-1.6M | Year 8 → year 12 |
Mortgage rate -1% Subtracts 1 percentage point from the current rate | +$1.3M | Year 8 → year 5 |
Rent growth +3% Annual rent growth +3 percentage points | +$0.9M | Year 8 → year 7 |
Rent growth -3% Annual rent growth -3 percentage points | $-2.3M | Year 8 → year 10 |
Property growth +2% Annual property growth +2 percentage points | +$11.5M | Year 8 → year 4 |
Property growth -2% Annual property growth -2 percentage points | $-6.5M | Was year 8 → never within 30y |
Mortgage plan
HIBOR rate
%
Loan tenure
years
Management fee (per sqft / month)
$
Mgmt fee annual growth
%
Rates (% of rateable value)
%
Government rent (% of rateable value)
%
Maintenance reserve (% of price / year)
%
Legal + misc fees (one-time)
$
Starting monthly rent
$
Rent growth scenario
Baseline growth
%
Investment return (annual)
%
Inflation rate
%
Property growth scenario
2047 land lease uncertainty discount
%
Simulation period (years)
years
